Dingwall Children’s Nursery is a modern and purpose built establishment which was completed and opened for business in 2008. The property was designed with the input of the Care Commission and therefore great attention to detail was applied to the safety and comfort of children and staff. The business is licensed for 50 children and caters for all pre-school ages. The level of provision is of the highest standard and is supported by excellent play and support areas. The business is intelligently laid out to three main provision areas with their own support facilities; baby’s, toddlers and young children up to 5. This substantial business has an excellent operating location within a trading estate on the outskirts of Dingwall. A thriving business in every way, there is a high level of uptake and the business is rewarded by consistently excellent Care Inspectorate Reports.
Dingwall Children’s Nursery presents a sustainable business opportunity for new operators who wish to take a leading hands-on role. The unit is registered for 50 children and operates essentially year-round being open for 50 weeks each year. The Nursery’s current ethos is that every child is unique and should be at the centre of all practise. Operating under recommended national guidance, Curriculum for Excellence, National Care Standards and The Child at the Centre, the business has an enviable reputation with both parents and the Care Inspectorate. Each child has a nursery keyworker who is responsible for maintaining and updating records of their development and there is a daily routine specifically designed for each child. The flexible and age appropriate facilities at the centre allow for free choice and group activities, both inside and out. The centre has a large secure garden. Income is drawn from private fees and Government funding for early learning children after their 3rd birthday and 2-year old funding for eligible children. Internally, the fixtures and fittings, plus all the children’s toys etc. are of a high standard.
The opening hours of the business are from 8.00 am to 6.00 pm, Monday to Friday. There is also an extra breakfast session starting at 7.30 am which is booked in advance. The business trades profitably under management but a new operator with a hands-on role within the business could generate high levels of profitability. The business has a highly effective website (www.dingwallchildrensnursery.co.uk).
Dingwall is the county town of Ross-shire being 14 miles to the city of Inverness which is well connected by road, rail and air to other UK and overseas destinations. Inverness itself provides all the attractions and facilities one would expect to find in a thriving city environment. Dingwall offers easy access to all local amenities including a large variety of shops, restaurants, supermarkets, library, and railway station with regular commuter services to Inverness. The town has a Primary School and the recently built Dingwall Academy. The surrounding area to the town offers spectacular scenery and places of historical interest; the town is only a short drive from Loch Ness and the West Coast. The Scottish Highlands are a unique attraction to lovers of outdoor pursuits with easy access to The Cairngorms National Park. The ruggedness of the North-West Highlands, often referred to as the last great wilderness in Europe, is also accessible with the area boasting some of the most beautiful beaches and mountains in Scotland. For the golfer, both Muir of Ord and Strathpeffer golf courses are nearby with the internationally famous courses such as Royal Dornoch, Nairn and Castle Stuart within an hour’s drive away.
REASON FOR LEASE
The present owners built the nursery in 2008. It is their desire to retire that brings this highly desirable proposition onto the market. Whilst the nursery benefits from a strong reputation, there remains scope for enthusiastic new operators to further develop the business beyond its current level.
The Dingwall Children’s Nursery is a detached property of modern construction being completed in 2008. The trading areas are set to the ground floor with storage areas set within the roof structures. A steel constructed building with composite steel panels and under pitched metal profile roof, the building is presented in generally excellent condition. There is excellent use of natural light through the high set glass panels and mainly glass rear aspects. The property benefits from excellent fixtures and fittings and a varied array of support equipment and toys. All areas are laid to easy clean and hard-wearing surfaces. Walls are decorated with age sensitive material etc. Lighting throughout is mainly strip lighting but the unit benefits from ample natural lighting in most spaces.
The building is laid out to:
Entrance Hallway: Accessed from the car park, this waiting area is set to bucket seats and has a security window from the office.
Coat Store: Located adjacent to the reception hallway, it is set so each child has a designated coat hook and store for personal items.
Office: Attractive office with internal security window to monitor arrivals etc. Set to 2 work stations with the necessary IT and communications infrastructure.
Staff Room: The area is dedicated for staff use only and has a work top etc.
Toilets: Staff / visitor restrooms, with separate disabled facilities.
Pre-school Room: The pre-school room is set mainly with tables and chairs plus a low-level sink. There is a door that leads directly to the garden. There is a partition wall which opens into the toddler room if required. To the rear of the main area is a store room.
Children’s Toilets: These facilities have a Jack and Jill door to both the pre-school room and the toddler room. There are 4 toilets and 4 wash-hand basins.
Toddler Room: This spacious room is set to a mix of play areas and tables and chairs. There is a low-level sink. The door to the rear of this room leads directly to the play garden.
Baby Room: The spacious baby room has a kitchen area with fridge, microwave and base units with a sink and draining board. To the rear of the main play area is the cosy baby sleep room set with cots. The main play area is set with an array of age-related mats, tables and chairs, toys and a low-level sink. There is a door that leads directly to the garden.
Baby Changing Room and WC: Opposite the baby room is a baby changing facility which includes a changing unit and Belfast sink. There is also a W.C. plus a shelving unit.
Boiler Room: The boiler room is used as a utility store with large sink, as well as housing the oil-fired boiler unit which provides hot water and feeds the under-floor heating system.
Main Kitchen: This is a spacious kitchen area with floor and wall mounted units, an electric cooker, and a wide range of appliances. This area is used for the preparation of children’s lunches etc.
Laundry Room: With spaces for a washing machine and dryer, this room has fitted units and a sink.
External Play area: There is a significant area of ground to the rear which is mainly laid to grass. This area has a number of sheds for general storage and a number of activity units. There are many one-off items of play equipment such as swings, tables and slides.
OWNERS / STAFF ACCOMMODATION
There is no owner’s accommodation with this property.
The situation of the property is accessed from a main road but with a rural aspect to the rear. There are no other buildings overlooking the site. The area to the front of the nursey is laid mainly to tarmacadam and provides off-road parking for 23 cars. The business has excellent signage and areas of ground to the front of the building laid to lawn with planters. The areas between the nursey and the rear gardens are secured with metal padlocked gates. To the left-hand side of the building is an area where the oil tank is in situ plus a bin storage area. The extensive rear garden area is laid mainly to grass and is set to an array of outdoors children’s play equipment. This secure play area is bounded by high fencing affording privacy.
The building benefits from mains electricity, water supply and drainage. Oil-fired central heating provides hot water and under-floor heating. The business is fully fire compliant and meet EHO requirements. There is Wi-Fi throughout and the building has an out of hours security system. The property is double glazed.
CARE INSPECTORATE REPORTS
The Dingwall Children’s Nursery has received excellent reports from the Care Inspectorate and the Care Commission previously. These are available on the business website or via ASG Commercial.
LEASE HEADS OF TERMS
Capital Premium: £80,000
Rent Payments: Quarterly in advance
Rent Reviews: Every Five years in line with RPI
Lease Duration: 15 Years; extensions possible
Lease Type: Full Repairing and Insuring; lessee pays for of Insurance
Key Entry Details: Condition survey to be carried out (by mutual Agreement and shared costs
Entry Date: As Agreed
Full Lease to be presented within 30 Days of Draft offer